# 3 bedroom semi-detached house for sale (GU18 5RL) ## Property Details | Key | Value | |-----|-------| | Address | 164 GUILDFORD ROAD, LIGHTWATER, SURREY GU18 5RL | | Price | £575,000 | | Bedrooms | 3 | | Bathrooms | 1 | | Council tax | TBC | | Construction age | England and Wales: 1950-1966 | | Floor area | 122 m² | | Last sold | £520,000 Apr 2023 | ## EPC Rating & Upgrade Cost - **Current rating:** D - **Potential rating:** B - **Current heating cost:** £1,024/year ### Recommendations - Q (14,000) - W2 (6,000) - E (105) - I (3,000) - N (6,000) - U (8,000) [View full EPC on gov.uk](https://find-energy-certificate.service.gov.uk/energy-certificate/8206-6122-7449-0405-1992) ## Description Nestled in the heart of the popular Lightwater Village, this extended three-bedroom Victorian semi-detached home mixes both old and new, with a wealth of period features and contemporary modern, truly a must-view. Extended on the ground floor, the property benefits from a living room with log burning stove and bayed window overlooking the front driveway. The living room leads into the extended kitchen and dining room, which is truly the heart of this home. The current owners have sympathetically mixed old with new and finished to a high specification, with composite work surfaces, range eye and base level units and fitted appliances, natural light floods in from skylight window overhead. The dining room boasts view of the rear garden, and features double doors leading out to the patio area, the perfect spot for alfresco dining. Additionally, there is a separate w/c. On the first floor, there are two well-sized double bedrooms, one of which benefits from fitted cupboards, and a four-piece family bathroom. Bedroom one can be found on the second floor, benefitting from fitted cupboards, and boating wonderful views of the rear garden. Externally, to the rear, the generous garden is mainly laid to lawn, with a large patio area leading directly from the kitchen. There is a large outbuilding to the rear of the garden, making a great home office, or social summer to enjoy in the summer months. Convenience is key and the village amenities are just a short stroll away, including local shops, schools, and transport links are within easy reach. ## Property Photos - ![Picture 1](/listings/photos/160736618/324226) - Picture 1 - ![Picture 2](/listings/photos/160736618/324235) - Picture 2 - ![Picture 3](/listings/photos/160736618/324237) - Picture 3 - ![Picture 4](/listings/photos/160736618/324243) - Picture 4 - ![Picture 5](/listings/photos/160736618/324247) - Picture 5 - ![Picture 6](/listings/photos/160736618/324252) - Picture 6 - ![Picture 7](/listings/photos/160736618/324254) - Picture 7 - ![Picture 8](/listings/photos/160736618/324255) - Picture 8 - ![Picture 9](/listings/photos/160736618/324260) - Picture 9 - ![Picture 10](/listings/photos/160736618/324263) - Picture 10 - ![Picture 11](/listings/photos/160736618/324266) - Picture 11 - ![Picture 12](/listings/photos/160736618/324268) - Picture 12 - ![Picture 13](/listings/photos/160736618/324270) - Picture 13 - ![Picture 14](/listings/photos/160736618/324276) - Picture 14 - ![Picture 15](/listings/photos/160736618/324281) - Picture 15 - ![Picture 16](/listings/photos/160736618/324283) - Picture 16 - ![Picture 17](/listings/photos/160736618/324285) - Picture 17 - ![Picture 18](/listings/photos/160736618/324286) - Picture 18 - ![Picture 19](/listings/photos/160736618/324290) - Picture 19 - ![Picture 20](/listings/photos/160736618/324297) - Picture 20 - ![Picture 21](/listings/photos/160736618/324300) - Picture 21 - ![Picture 22](/listings/photos/160736618/324301) - Picture 22 - ![Picture 23](/listings/photos/160736618/324302) - Picture 23 - ![Picture 24](/listings/photos/160736618/324306) - Picture 24 - ![Picture 25](/listings/photos/160736618/324307) - Picture 25 - ![Picture 26](/listings/photos/160736618/324315) - Picture 26 - ![Picture 27](/listings/photos/160736618/324317) - Picture 27 - ![Picture 28](/listings/photos/160736618/324320) - Picture 28 - ![Picture 29](/listings/photos/160736618/324322) - Picture 29 - ![Picture 30](/listings/photos/160736618/324325) - Picture 30 ## Floorplans - ![Floorplan](/listings/photos/160736618/324329) - Floorplan ## EPC Graphs - ![EPC Rating Graph](/listings/photos/160736618/324335) - EPC Rating Graph ## FENSA Certificates This property has 4 FENSA certificate(s) on record. ### FENSA Certificate #2523763 - **Address:** 164 Guildford Road, LIGHTWATER, GU18 5RL - **Certificate Issued:** 07/03/2005 - **Work Completed:** 02/08/2004 - **Items:** 2 window(s) ### FENSA Certificate #2525636 - **Address:** 164 Guildford Road, LIGHTWATER, GU18 5RL - **Certificate Issued:** 07/03/2005 - **Work Completed:** 30/09/2004 - **Items:** 3 window(s) ### FENSA Certificate #2518839 - **Address:** 164 Guildford Road, LIGHTWATER, GU18 5RL - **Certificate Issued:** 07/03/2005 - **Work Completed:** 18/07/2004 - **Items:** 2 window(s) ### FENSA Certificate #4878412 - **Address:** 164 Guildford Road, LIGHTWATER, GU18 5RL - **Certificate Issued:** 17/07/2007 - **Work Completed:** 22/05/2007 - **Items:** 2 window(s), 2 door(s) ## Sales History *Recorded sales for this property. Data from Land Registry Price Paid.* | Address | Price | Date | Type | |---------|-------|------|------| | 164 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £520,000 | 21/04/2023 | Semi-detached | | 164 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £420,000 | 14/08/2015 | Semi-detached | | 164 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £140,000 | 31/01/2000 | Semi-detached | ## Sold Comparables *Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.* | Address | Price | Date | Type | |---------|-------|------|------| | 16 HAMMOND WAY, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RR | £470,000 | 06/01/2026 | Semi-detached | | [Same street] 158 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £445,000 | 24/07/2025 | Terraced | | 36 GRASMERE ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TJ | £622,500 | 08/11/2023 | Semi-detached | | 227 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RE | £440,000 | 20/10/2023 | Semi-detached | | 20 MOUNT PLEASANT CLOSE, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TP | £490,000 | 23/03/2023 | Semi-detached | | 28 MACDONALD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TN | £500,000 | 10/01/2023 | Semi-detached | | 257 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RJ | £428,000 | 27/05/2022 | Semi-detached | | 6 MACDONALD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TN | £410,000 | 21/04/2022 | Semi-detached | | 36 GRASMERE ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TJ | £640,000 | 15/03/2022 | Semi-detached | | [Same street] 176 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £400,000 | 11/03/2022 | Semi-detached | | [Same street] 202 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £775,000 | 31/01/2022 | Detached | | 153 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RA | £429,000 | 30/09/2021 | Semi-detached | | [Same street] 182 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RL | £700,000 | 02/09/2021 | Detached | | 19 GRASMERE ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TG | £500,000 | 02/09/2021 | Semi-detached | | 43 GRASMERE ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5TL | £600,000 | 20/08/2021 | Semi-detached | | 193 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RB | £507,000 | 28/06/2021 | Semi-detached | | 205 GUILDFORD ROAD, LIGHTWATER, SURREY HEATH, SURREY, GU18 5RB | £470,000 | 16/06/2021 | Semi-detached | **Street average:** £580,000 (4 sales) **Area average:** £500,500 (13 sales) ## Price vs local average *Outcode + property type (HousePrices, last 2 years).* - **Local average:** £409,375 (4 Semi-detached, GU18, 2024–2026) - **Deviation:** +40.5% ## Rental Range *ONS Price Index of Private Rents (Surrey Heath). Low / Realistic / Optimistic = conservative / average / best case.* - **Low:** £1,348/mo - **Realistic:** £1,498/mo - **Optimistic:** £1,648/mo ## LHA (Local Housing Allowance) *VOA 30th percentile rent floor for Blackwater Valley (Apr 2025 – Mar 2026).* - **LHA floor (this property size):** £1,291/mo ## Rental Comparables *Residential lets from OpenRent and Rightmove for the area (same bedroom count). Use to validate rent estimates. Student lets are excluded.* | Title | Rent | Beds | Distance | As seen on | |------|------|------|------|------| | 3 Bed Detached House, Keswick Drive, GU18 | £1,900/mo | 3 | 0.48 miles | OpenRent | | 3 Bed Semi-Detached House, Thorndown Lane, GU20 | £1,800/mo | 3 | 0.94 miles | OpenRent | **Average rent: £1,850/mo (2 listings)** ## 1% Rule - **Rent ratio:** 0.32% (weak for cashflow) - **Max investor price (0.8%):** £231,250 - **Target investor price (1%):** £185,000 *Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on OpenRent comparables.* ## Rent-driven metrics *Based on OpenRent comparables (median £1,850/mo).* - **Gross yield:** 3.9% - **Cost-to-rent:** 25.9× - **Monthly cashflow:** £-624/mo (75% LTV, 3.95% APR (5yr fixed), 25yr term) - **Cash-on-cash ROI:** -4.5% *Gross yield = annual rent as % of price (no costs). Cost-to-rent = price ÷ annual rent (from OpenRent comparables); under 14× = strong, 14–16× = acceptable, 17×+ = compressed. Cashflow = rent − mortgage − 10% maintenance − £25/mo compliance; assumes 75% LTV, 3.95% APR (5yr fixed), 25yr term. ROI = annual profit ÷ cash in (deposit + 4% purchase costs).* ## Price per Square Metre - **£/m²:** £4,713/m² ## Capital growth trend *Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.* - **5y growth:** 0.8% - **10y growth:** 131.8% ## House Price Index (HM Land Registry) *Official index for Surrey Heath; Semi-detached series; as of March 2026.* - **1y growth (index):** 3.5% - **5y growth (index):** 13.5% - **10y growth (index):** 22.8% ## Flood risk - **Zone:** 1 - **Risk:** Low - **Source:** Job (default Low) [Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)